Expert Foundation Repair Services In Matthews, NC

Unfortunately, houses along the southern border of Central North Carolina are at an elevated risk of foundation movement. Homeowners in Matthews, Gastonia, Huntersville, Mint Hill, Monroe, Mooresville, and many other cities in the surrounding area experience foundation problems at an alarming rate.

There are several factors that lend themselves to the prevalence of foundation problems in Matthews. We’ll explain these underlying issues below and offer some insight into how each adversely affects the concrete under your home.

Expansive Soil

Expansive soil is one of the leading causes of foundation problems in the United States. Matthews is located in the Piedmont Plateau region, which is underlain by clay loam. The clay-rich dirt in the area creates a variety of problems for home foundations, depending on the weather.

During rainfall, clay soil readily soaks up runoff. As it absorbs water, it expands in volume and puts undue pressure on your concrete walls and slab. This hydrostatic pressure can lead to inward bowing and eventual cracking of your slab and basement walls as the stress becomes too intense. Expanding soil commonly leads to a loss of your foundation’s structural integrity that can cause foundation failure if left unrepaired.

The clay dirt in Matthews is referred to as shrink-swell soil because it also loses volume when it dries. During periods of little or no rain, the moisture content in your soil is depleted, and the earth around your home shrinks. Typical soil shrinks very little and often uniformly enough as not to cause damage.

However, the clay in the ground tends to dry unevenly because of how absorbent it, leaving portions of your foundation with varying support underneath. Under the immense weight of your home, concrete that is unbraced will sink more rapidly into the earth. This hazardous differential settling is a primary cause of structural damage in Matthews.

Lastly, clay soil’s ability to absorb and retain water means that it suspends moisture from runoff against your foundation for long periods. Your concrete can remain exposed to water for days or weeks at a time, depending on the rainfall.

The longer water interacts with your foundation, the more likely it is to soak or leak through pores or cracks into your home. As such, water intrusion and under-home moisture build-up are widespread problems in the area.

Multi-Level Foundations

Many North Carolina homes are built on multi-level foundations, typically in the form of partial basements. These foundations are convenient and more affordable than full basements and crawlspaces. However, they leave your home sitting on soil at different depths, which can predispose your house to differential settling.

Clay soil dries at varying rates, and the drainage depends largely on the depth of the soil. As runoff soaks deeper into the earth, the shallow dirt dries more quickly than soil located at greater depths.

Therefore, multi-level foundations rely on earth with disparate moisture content that can expand and shrink at different rates, leading to uneven support and the potential for structural damage.

Above-Average Rainfall

The problems with expansive soil are made worse by the climate in Matthews. The city experiences an average of around 45 inches of rainfall each year, nearly 50% higher than the national average. The rain is heaviest from June to October, when tropical storms and hurricanes are prevalent in the area.

The above average and concentrated rainfall soak the soil more readily, causing it to expand and put excess pressure on your concrete foundation. The runoff during and following precipitation will also be suspended by the clay in the ground for long periods, increasing the likelihood of flooding, water intrusion, and moisture wicking into your home.

High, Year-Round Humidity

Lastly, Matthews experiences a relatively high humidity level throughout the entire year, averaging between 60 and 70%. Humid air can be detrimental in any portion of your home, but crawlspaces and basements are particularly prone to moisture issues.

The moist air outside naturally makes its way into your under-home area and gets trapped there. As the moisture builds, it can damage building material, lead to mold growth, and create problems if it seeps into your living space.

There are a variety of symptoms that are prevalent in Matthews that signify foundation issues. Each warning sign can often be used to evaluate the underlying cause of the damage. Below, we’ll discuss the most widespread symptoms as well as the likely culprit.

Foundation Cracks

Foundation cracks appear in most foundations, and they don’t always signify structural damage. The easiest way to tell how severe the issue is is by assessing the location and size of the damage.

Floor Cracks

Whether you have a concrete slab floor in your crawlspace or basement or a slab-on-grade foundation, cracks typically form on the surface in response to normal settling. These gaps generally stop appearing and growing within two years of construction.

Provided they’re thinner than ⅛” and one side doesn’t rise above the other, they can typically just be sealed to stop water from wicking up through them.

Broader or unlevel cracks usually form because of differential settling, which is a risk in Matthews. This type of fissure likely requires stabilization, as it signifies structural damage.

Vertical Wall Cracks

Cracks running vertically on your crawlspace or basement wall are similar in severity to hairline floor cracks. These gaps form during settling and should simply be sealed by a concrete repair specialist. Wider cracks may need a more stabilizing polyurethane, but the repair process is still straightforward.

Horizontal Wall Cracks

Fissures parallel to the ground are much more severe and usually suggest that your foundation’s structural integrity has been compromised. They’re a result of the inward hydrostatic pressure from expansive clay soil, and they’re most typical on properties with inadequate drainage.

You may notice inwardly bowing walls in your basement or crawlspace before horizontal cracks form, so it should be treated in a timely manner. Bowing walls are a clear sign of mounting hydrostatic pressure and should be treated similarly to horizontal cracks.

Stair-Step Wall Cracks

Step-shaped cracks that follow the mortar joints on concrete block walls develop when differential settling occurs under your house. This type of damage generally requires structural repair and stabilization immediately.

Wet Basement or Crawlspace

Homes in Matthews are prone to both water intrusion and moisture build-up, the symptoms of which can easily be confused.

Liquid water generally enters your foundation through cracks in the concrete. Common signs of water intrusion include standing water under your home, puddles on the floor, noticeably damp air, musty odors, mold growth, wet areas of concrete, and water damage to insulation, framing, or sheetrock.

Moisture build-up generally occurs after liquid water wicks into your under-home area through pores in the concrete. It evaporates into the space and increases the humidity in your crawlspace or basement.

Damp air, musty smells, and mold growth are all symptoms shared with liquid water issues. However, water vapor can also leave efflorescence on the walls after the intruding water evaporates, and it can attract insects and rodents to the area.

Many property owners don’t notice issues developing under their homes because they don’t frequent the area. Instead, they notice uncomfortably hot or cold air in their living space, moldy smells in their upper floors, higher utility bills than they usually see, and non-seasonal allergy symptoms from mold spores that enter their living area.

It’s easy to neglect your foundation because it’s out of sight and mind, but minor issues tend to become significant, dangerous, and expensive to repair. The best way to ensure you find signs of damage as early as possible is to carry out regular inspections. We’ll detail a complete DIY foundation inspection below.

Inspect the Concrete Under Your Home

Although symptoms of foundation problems can appear throughout your entire home, the first signs will often show up on the concrete itself. Begin your inspection by checking the exterior and interior of your foundation for damages.

Look for cracks on the walls and concrete slab. You’re very likely to find settling cracks at the very least, so record the location, length, and width of any gap you find so that you can monitor growth from inspection to inspection.

If you have access to the space under your house, spend some time down there, taking note of damp air, mildewy smells, visible mold spores, pest infestations, puddling or standing water, wet concrete, water damage, and efflorescence. Report any abnormalities to a foundation repair company for guidance.

Check the Inside of Your Home

Next, you can look for signs of foundation problems inside your house. Examine your living space for sheetrock cracks around doors, windows, and the corners of rooms, as these can be signs of shifting framing in response to foundation movement. Changes in your structure can also make doors and windows challenging to open and close.

Look for nails popping out of the drywall, bulging walls, and cabinets pulling away from the sheetrock in your kitchen, all of which can occur above foundation walls suffering from excess hydrostatic pressure.

Inspect your flooring for signs of sloping, sinking, or buckling, which can occur if your floor joists are shifted by foundation movement.

Lastly, check your utility bills for changes, take note of any recent allergy symptoms in your family members, and pay attention to the temperature in your house to ensure it’s not uncomfortably or unusually high or low.

Inspect Your Home’s Exterior

Lastly, inspect the outside of your house for signs of foundation damage. Be on the lookout for sagging roofing, a gap between your chimney and siding, and cracks developing in rigid coverings, like stucco or stone and brick facades.

Inadequate drainage is a leading cause of foundation damage, so you can check your yard for signs that runoff could be negatively affecting your foundation. Look for an unlevel lawn, wet areas of grass or puddles forming in your yard after rainfall, and leaning retaining walls.

The average cost for foundation repair in Matthews is approximately $5,500. However, your solution may be significantly cheaper or more expensive, depending on the underlying problem. We’ll detail some typical pricing for specific foundation repair services below.

Cost to Seal Settling Cracks

Thin vertical wall cracks and hairline floor cracks can usually be sealed by a general contractor for around $400. Your price can fall anywhere between $250 and $750 depending on the size of the fissure and the sealant used.

Cost to Fix Horizontal Wall Cracks

Most foundation repair contractors use earth anchors to fix horizontal wall cracks. Earth anchors set in your yard get attached to your crawlspace or basement walls with a tension rod, which is then tightened to pull your wall back to its original position.

The average cost for installation – which typically includes a warranty – is between $3,000 and $5,000.

Another possible solution is the use of carbon fiber supports installed inside your foundation wall. These supports are cheaper than wall anchors, costing around $500 each for an average total of $2,500. However, they aren’t always a permanent fix.

Cost to Fix Differential Settling

Differential settling that’s severe enough to create stair-step cracks and unlevel floor cracks typically requires supportive piers under your home to displace the weight below the settling soil. This process is called underpinning, and it varies in cost from around $3,000 to well over $20,000 for larger jobs.

The price for this basement or crawlspace repair depends on whether steel piers or helical piers are more appropriate for your home, as well as the number of supports required.

Basement Waterproofing Cost

Ongoing water intrusion or moisture problems are best solved with a comprehensive waterproofing system. These basement systems can include a variety of techniques for limiting water around and inside your foundation, including sump pumps, French drains, dehumidifiers, vapor barriers, crawlspace encapsulation, floor drains, and soil grading.

Most homeowners in Matthews pay around $5,500 for waterproofing. However, your cost can fall anywhere between $2,500 and $10,000, mainly based on the extent of the problem. Although more reputable companies’ solutions may be more expensive, the success of your waterproofing will depend largely on the installation.

It’s best to choose a foundation repair expert with positive testimonials and years of experience.